Original signed by David Hoy on 17/5/2016 Date …...DA02 Proposed Site Plan Buena Vista Home Design...
Transcript of Original signed by David Hoy on 17/5/2016 Date …...DA02 Proposed Site Plan Buena Vista Home Design...
Buena Vista Home Designs
35 Brisbane Avenue
MOUNT KURING-GAI NSW 2080
D472/15
KRR (CIS)
ENVIRONMENTAL PLANNING AND ASSESSMENT ACT, 1979 AS AMENDED
ROADS ACT 1993, AND LOCAL GOVERNMENT ACT 1993 AS APPLICABLE
Notice to Applicant of Determination of a Development Application
Pursuant to Section 81 of the Act, notice is given that Development Application No. 472/15
proposing alterations and additions to dwelling, including 2 storey rear addition and
relocation of car parking space on land described as 20 Bay Road, Waverton has been
determined under delegated authority by the granting of consent subject to the conditions
below. Where indicated, approval is also granted for works on public roads under the
provisions of Section 138 of the Roads Act 1993 and Section 68 of the Local Government
Act 1993.
A. Conditions that Identify Approved Plans
Development in Accordance with Plans/documentation
A1. The development must be carried out in accordance with the following drawings and
documentation and endorsed with Council‟s approval stamp, except where amended
by the following conditions of this consent.
Plan No. Title Drawn by Dated Received
DA02 Proposed Site Plan Buena Vista Home
Design
26 April 2016 6 May 2016
DA04 Proposed Plans Buena Vista Home
Design
26 April 2016 6 May 2016
DA05 Proposed
Elevations and
Section
Buena Visat Home
Design
26 April 2016 6 May 2016
DA06 Stormwater Plan Building Designers
Association
31 August 2015 17 December
2015
DA08 Driveway crossing Building Designers
Association
31 August 2015 17 December
2015
(Reason: To ensure that the form of the development undertaken is in
accordance with the determination of Council, Public Information)
Original signed by David Hoy on 17/5/2016
Date determined 12/5/2016
Date operates 17/5/2016
Date lapses 17/5/2021
20 BAY ROAD, WAVERTON Page 2 of 31
DEVELOPMENT CONSENT NO. 472/15
Plans on Site
A2. A copy of all stamped approved plans, specifications and documents (including the
plans, specifications and documents submitted and approved with the Construction
Certificate) must be kept on site at all times so as to be readily available for perusal
by any officer of Council or the Principal Certifying Authority.
All documents kept on site in accordance with this condition must be provided to any
officer of the Council or the certifying authority upon their request.
(Reason: To ensure that the form of the development undertaken is in
accordance with the determination of Council, Public Information
and to ensure ongoing compliance)
No Demolition of Extra Fabric
A3. Alterations to, and demolition of the existing building shall be limited to that
documented on the approved plans.
(Reason: To ensure compliance with the approved development)
B. Matters to be Completed before the lodgement of an Application for a
Construction Certificate
Construction and Traffic Management Plan (Major DAs & sites with difficult access)
B1. Prior to issue of any Construction Certificate, a Construction and Traffic
Management Plan must be prepared. The following matters must be specifically
addressed in this Plan:
1. A plan view (min 1:100 scale) of the entire site and frontage roadways
indicating:
a) Dedicated construction site entrances and exits, controlled by a
certified traffic controller, to safely manage pedestrians and
construction related vehicles in the frontage roadways,
b) RMS approved signage type and location to manage pedestrian in the
vicinity,
c) The locations of any proposed Work Zones in the frontage roadways,
d) Locations and type of hoardings proposed,
e) Area of site sheds and the like,
f) Proposed maximum size for construction vehicles/trucks,
g) A dedicated unloading and loading point within the site for all
construction vehicles, plant and deliveries,
h) Material, plant and spoil bin storage areas within the site, where all
materials are to be dropped off and collected.
20 BAY ROAD, WAVERTON Page 3 of 31
DEVELOPMENT CONSENT NO. 472/15
i) The provision of an on-site parking area for employees, tradesperson
and construction vehicles as far as possible.
j) The residents/occupiers are to be updated on a monthly basis and at
key construction stages and be provided with a phone number to
contact the site manager.
2. A detailed description and route map of the proposed route for vehicles
involved in spoil removal, material delivery and machine floorage must
be provided:
a) Light traffic roads and those subject to a load or height limit must be
avoided at all times.
b) Once approved from North Sydney Council, a copy of the route is to
be made available to all contractors, and shall be clearly depicted at a
location within the site.
3. Traffic Control Plan(s) for the site incorporating following:
a) All Traffic control measures proposed in the road reserve that are in
accordance with the RMS publication “Traffic Control Worksite
Manual” and designed by a person licensed to do so (minimum RMS
„red card‟ qualification).
b) The main stages of the development requiring specific construction
management measures are to be identified and specific traffic control
measures identified for each.
4. A Waste Management Plan must be in accordance with the provisions of Part
B Section 19 of the North Sydney DCP 2013 must be provided. The Waste
Management Plan must include, but not be limited to, the estimated volume
of waste and method of disposal for the construction and operation phases of
the development, design of on-site waste storage and recycling area and
administrative arrangements for waste and recycling management during the
construction process.
5. Evidence of RMS concurrence where construction access is provided directly
or within 20 m of an Arterial and/or Classified Road;
6. A schedule of site inductions to be held on regular occasions and as
determined necessary to ensure all new employees are aware of the
construction management obligations. These must specify that construction-
related vehicles to comply with the approved requirements; and
7. For those construction personnel that drive to the site, the Site Manager shall
attempt to provide on-site parking so that their personnel‟s vehicles do not
impact on the current parking demand in the area.
20 BAY ROAD, WAVERTON Page 4 of 31
DEVELOPMENT CONSENT NO. 472/15
A suitably qualified and experienced traffic engineer or consultant shall prepare the
Construction and Traffic Management Plan. The construction management measures
contained in the approved plan must be implemented in accordance with the plan
prior to the commencement of, and during, works on-site. As the plan has a direct
impact on the local road network and public amenity, the plan must be submitted to
and reviewed by Council prior to the issue of any Construction Certificate. A
certificate of compliance with this condition from Council‟s Development Engineers
as to the result of this review must be obtained and must be submitted as part of the
supporting documentation lodged with the Certifying Authority for approval of the
application for a Construction Certificate.
A copy of the approved Construction and Traffic Management Plan must be
kept on the site at all times and be made available to any officer of the Council
on request.
Notes:
1) North Sydney Council‟s adopted fee for certification of compliance with this
condition shall be payable on lodgment, or in any event, prior to the issue of the
relevant approval.
2) Any use of Council property will require appropriate approvals and
demonstration of liability insurances prior to such work commencing.
3) Failure to provide complete and detailed information may result in delays. It is
recommended that your Construction Management Plan be lodged with Council
as early as possible.
4) Dependent on the circumstances of the site, Council may request additional
information to that detailed above.
(Reason: To ensure appropriate measures have been considered for site access,
storage and the operation of the site during all phases of the
demolition and construction process in a manner that respects
adjoining owner‟s property rights and residential amenity in the
locality, without unreasonable inconvenience to the community)
C. Prior to the Issue of a Construction Certificate (and ongoing, where indicated).
Roof Tiles
C1. New roof tiles to match existing. Details demonstrating compliance are to be
submitted to the Principal Certifying Authority prior to the issue of any Construction
Certificate.
(Reason: To be sympathetic to the character of the original dwelling)
20 BAY ROAD, WAVERTON Page 5 of 31
DEVELOPMENT CONSENT NO. 472/15
New Windows and Doors
C2. New windows and doors to have be timber-framed. Details demonstrating
compliance are to be submitted to the Principal Certifying Authority prior to the
issue of any Construction Certificate.
(Reason: To be sympathetic to the palette of materials used in the conservation
area)
Brickwork
C3. New face brick to be similar in colour and proportion to existing brickwork. Original
face brickwork is not to be painted or rendered. Details demonstrating compliance
are to be submitted to the Principal Certifying Authority prior to the issue of any
Construction Certificate.
(Reason: To be sympathetic to the character of the original dwelling.)
New Planting
C4. A minimum of three new shrubs (at 15 L size) and one new tree (minimum 45 L pot
size) are to be planted within the rear garden of the site. Details demonstrating
compliance are to be submitted to the Principal Certifying Authority prior to the
issue of any Construction Certificate.
(Reason: To replace the loss of two existing trees)
Dilapidation Report Damage to Public Infrastructure
C5. A dilapidation survey and report (including photographic record) must be prepared
by a suitably qualified consultant which details the pre-developed condition of the
existing public infrastructure in the vicinity of the development site. Particular
attention must be paid to accurately recording any pre-developed damaged areas so
that Council is fully informed when assessing any damage to public infrastructure
caused as a result of the development. A copy of the dilapidation survey and report
is to be submitted to the Certifying Authority for approval prior to the issue of any
Construction Certificate.
The developer may be held liable for all damage to public infrastructure in the
vicinity of the site, where such damage is not accurately recorded and demonstrated
as pre-existing under the requirements of this condition.
The developer shall bear the cost of carrying out works to restore all public
infrastructure damaged as a result of the carrying out of the development, and no
occupation of the development shall occur until damage caused as a result of the
carrying out of the development is rectified.
20 BAY ROAD, WAVERTON Page 6 of 31
DEVELOPMENT CONSENT NO. 472/15
A copy of the dilapidation survey and report must be lodged with North Sydney
Council by the Certifying Authority with submission of the Construction Certificate
documentation.
(Reason: To record the condition of public infrastructure prior to the
commencement of construction)
Structural Adequacy of Existing Building
C6. A report prepared by an appropriately qualified and practising structural engineer,
certifying the structural adequacy of the property and its ability to withstand the
proposed additional, or altered structural loads during all stages of construction shall
be submitted to the Certifying Authority for approval prior to issue of any
Construction Certificate. The certified report must also include all details of the
methodology to be employed in construction phases to achieve the above
requirements. The methodology in the certified report must be complied with at all
times.
(Reason: To ensure the structural integrity of the building is maintained)
Sediment Control
C7. Where construction or excavation activity requires the disturbance of the soil surface
or existing vegetation, erosion and sediment control techniques, as a minimum, are to
be in accordance with the publication Managing Urban Stormwater: Soils &
Construction (4th edition, Landcom, 2004) commonly referred to as the “Blue Book”
or a suitable and effective alternative method.
A Sediment Control Plan must be prepared and submitted to the Certifying Authority
for approval prior to the issue of any Construction Certificate and prior to any works
commencing. The Sediment Control Plan must be consistent with the Blue Book and
disclose:
a) All details of drainage to protect and drain the site during the construction
processes;
b) All sediment control devices, barriers and the like;
c) Sedimentation tanks, ponds or the like;
d) Covering materials and methods; and
e) A schedule and programme of the sequence of the sediment and erosion
control works or devices to be installed and maintained.
f) Methods for the temporary and controlled disposal of stormwater during
construction.
20 BAY ROAD, WAVERTON Page 7 of 31
DEVELOPMENT CONSENT NO. 472/15
All works must be undertaken in accordance with the approved Sediment Control
plan.
The Certifying Authority must ensure that the building plans and specifications
submitted, referenced on and accompanying the issued Construction Certificate, fully
satisfy the requirements of this condition.
(Reason: To protect the environment from the effects of sedimentation and
erosion from development sites)
Waste Management Plan
C8. A Waste Management Plan is to be submitted for approval by the Certifying
Authority prior to the issue of any Construction Certificate. The plan must include,
but not be limited to:
a) The estimated volume of waste and method of disposal for the construction
and operation phases of the development;
b) The design of the on-site waste storage and recycling area; and
c) Administrative arrangements for waste and recycling management during the
construction process.
The approved Waste Management Plan must be complied with at all times in the
carrying out of the development.
(Reason: To encourage the minimisation of waste and recycling of building
waste)
Colours, Finishes and Materials (Conservation Areas)
C9. The finishes, materials and exterior colours shall be complementary to the
architectural style of the original building and sympathetic to the character of the
Conservation Area. A schedule of finishes, materials and external colours shall be
submitted to the Certifying Authority for approval prior to the issue of any
Construction Certificate. The Certifying Authority must ensure that the building
plans and specifications submitted fully satisfy the requirements of this condition
prior to the release of the Construction Certificate.
(Reason: To ensure that the completed colours, finishes and materials are
complementary to the Conservation Area.)
Skylight(s)
C10. Skylight flashing(s) and frame(s) to be coloured to match the roof material.
Skylight(s) to sit no higher than 100mm above roof plane when in a closed position.
Plans and specifications which comply with this condition must be submitted to the
Certifying Authority for approval prior to the issue of any Construction Certificate.
20 BAY ROAD, WAVERTON Page 8 of 31
DEVELOPMENT CONSENT NO. 472/15
The Certifying Authority must ensure that the building plans and specifications
submitted fully satisfy the requirements of this condition.
(Reason: To minimise the visual impact of the skylight(s) on the roof plane)
Work Zone
C11. If a Works Zone is proposed, an application must be made to the North Sydney Local
Traffic Committee to install the „Work Zone‟. Works Zones are provided
specifically for the set down and pick up of materials and not for the parking of
private vehicles associated with the site. Works Zones will generally not be approved
where there is sufficient space on-site for the setting down and picking up of goods
being taken to or from a construction site. If the Works Zone is approved by the
Committee, the Applicant must obtain a written copy of the related resolution from
the North Sydney Local Traffic Committee and submit a copy of this to the
Certifying Authority to enable issue of the Construction Certificate. Where approval
of the „Work Zone‟ is resolved by the Committee, the necessary „Work Zone‟
signage shall be installed (at the cost of the Applicant) and the adopted fee paid prior
to commencement of any works on the site. Further, at the expiration of the Works
Zone approval, the Applicant is required to remove the Works Zone signs and
reinstate any previous signs, all at the Applicant's cost.
(Reason: Amenity and convenience during construction)
Maintain Property Boundary Alignment Levels
C12. Except where otherwise approved by Council, the property boundary alignment
levels must match the levels which existed prior to the commencement of works.
Plans and specifications which document existing and proposed levels adjacent to the
site boundaries and which comply with the requirements of this condition must be
submitted to the Certifying Authority for approval prior to the issue of any
Construction Certificate.
The Certifying Authority must ensure that the building plans and specifications
submitted, referenced on and accompanying the issued Construction Certificate, fully
satisfy the requirements of this condition.
(Reason: To ensure interface between property and public land remains
uniform)
20 BAY ROAD, WAVERTON Page 9 of 31
DEVELOPMENT CONSENT NO. 472/15
Obtain Driveway Crossing Permit under S.138 Roads Act 1993
C13. Prior to the issue of any Construction Certificate, North Sydney Council must issue
the applicant with a driveway crossing and road infrastructure works permit to suit
the approved off-street parking facilities. To obtain the permit, an application must
be made to Council on a „Vehicular Access Application’ form with payment of the
adopted assessment/inspection fees. Council will require civil design construction
drawings and certification from the applicant‟s Civil Engineer to verify design details
and enable permit issue. The civil design drawings must detail the following
infrastructure construction requirements of Council in relation to the consent:
a) The proposed vehicular access ways must comply with AS 2890.1 and
Council‟s current Vehicular Access Application Guidelines and Specification
(gutter bridges not permitted) to ensure that a B85 vehicle will not
scrape/strike the surface of the carriageway, layback, vehicular crossing or
parking floor.
b) The redundant layback crossing on Edward Street must be reinstated as
upright kerb gutter and concrete footpath.
c) The width of driveway crossing must not exceed 3.5 m.
d) The crossing must be set square to the kerb.
e) The existing crossing (between the road and the property boundary) must be
reconstructed with new concrete and placed perpendicularly to the front
boundary.
f) The road reserve must be constructed in accordance with Council‟s current
documents:
Infrastructure Specification
Public Domain Style Manual and Design Codes
Vehicular Access Application Guidelines and Specification.
g) The proposed garage door must have a minimum of 3.5 m clearance (the
width), for the purposes of improving sight distance.
h) Alignment levels at the boundary have an important impact on the proposed
levels for new driveway. No work on internal parking area should start until
first obtaining boundary alignment levels from Council (after inspection of
formwork for new driveway). Council has the authority to remove any
unauthorized works at the cost of the developer.
i) The Certifying Authority must ensure that the internal property levels at
boundary matches councils boundary levels.
j) The boundary footpath levels must match the existing levels and must not be
altered unless agreed to by Council.
k) The gutter levels and road shoulder levels on Edward Street must stay
unchanged.
l) The kerb, gutter and 600 mm road shoulder wide- strip (rectangular), adjacent
to redundant crossing and reconstructed existing driveway on Edward Street
are required, to ensure uniformity in the road reserve.
m) The footpath and grass verge on Edward Street must be reconstructed for a
minimum of 5.0 m in the area of redundant driveway and is to be transitioned
for at least 1.5 m on the both hand sides of the reconstructed crossing, to
ensure uniformity on the footpath.
20 BAY ROAD, WAVERTON Page 10 of 31
DEVELOPMENT CONSENT NO. 472/15
n) Any twisting of driveway access to ensure vehicles do not scrape must occur
entirely within the subject property.
o) All inspection openings, utility services must be adjusted to match the
approved driveway levels and location.
p) The required design detail must be provided with vehicular access
application and must include sections along centre-line and extremities of
the crossing at a scale of 1:25@A3. Sections are to be taken from the centre
of the roadway through to the parking area itself and must include all changes
of grade and levels, both existing and proposed.
q) A longitudinal section along the footpath property boundary at a scale of 1:50
is required, including FFL levels along the center-line of each access point to
the building must be provided.
r) The sections shall show the calculated clearance to the underside of any
overhead structure.
s) A swept path analysis is required demonstrating that an 85th percentile
vehicle can maneuver in and out of the garage spaces in accordance with AS
2890.1: 2004 "Off Street Parking".
All driveway and infrastructure works on the road reserve must proceed in
accordance with the terms of the permit issued by Council. Inspections by Council
will be required as specified on the permit. The Certifying Authority issuing the
Construction Certificate must ensure that the permit („Vehicular Access Application’)
issued by Council is obtained prior to its issue, is referenced on and accompanies the
Construction Certificate issued.
(Reason: To facilitate appropriate vehicular access to private sites, without
disruption to pedestrian and vehicular traffic)
Stormwater Management and Disposal Design Plan – Construction Issue Detail
C14. Prior to issue of the Construction Certificate, the applicant shall have a site drainage
management plan prepared by a qualified hydraulic design engineer. The site
drainage management plan must detail the following requirements of North Sydney
Council:
a) Compliance with BCA drainage requirements, Councils Engineering
Performance guide and current Australian Standards and guidelines, such as
AS/NZ 3500.3.2003, National Plumbing and Drainage Code.
b) Any works on Council‟s infrastructure (including rectifying works on:
footpath, grass verge, kerb, gutter and/or driveway crossing) that are reverting
to Council care and control, must be approved from Council prior to
commencement of construction.
c) Stormwater runoff and subsoil drainage generated by the approved
development must be conveyed in a controlled manner by gravity to
Council‟s kerb in Edward Street.
d) The stormwater drainage system shall be designed for an average recurrence
interval (ARI) of 1 in 20 years.
20 BAY ROAD, WAVERTON Page 11 of 31
DEVELOPMENT CONSENT NO. 472/15
e) All redundant stormwater pipelines within the footpath area shall be
removed and the footpath and kerb reinstated.
f) Pipelines within the area of new driveway crossing must be hot dipped
galvanised steel (rectangular) hollow section with a minimum wall thickness
of 4.0 millimeters and a section height of 100 millimeters.
g) Provision is to be made for the collection and disposal in an approved
manner of any overland flow entering the subject property, or concentrated as
a result of the proposed works.
h) Surface inlet pits must be located to catch surface flows, and must be
provided at all pipe junctions, changes in pipe direction exceeding 45 degrees
and at the site boundary (within the property) prior to connection to the public
drainage system and must be of sufficient size to accept the flow.
i) All sub-soil seepage drainage shall be discharged via a suitable silt arrestor
pit. Sign must be installed adjacent to pit stating “This sediment /silt arrestor
pit shall be regularly inspected and cleaned”. Details of all plans certified as
being adequate for their intended purpose and complaint with the provisions
of AS 3500.3.2 by an appropriately qualified and practising civil engineer
shall be submitted with the application for a Construction Certificate.
j) Prevent any stormwater egress into adjacent properties by creating physical
barriers and surface drainage interception.
Details demonstrating compliance are to be submitted with the Construction
Certificate.
The Certifying Authority issuing the Construction Certificate must ensure that the
approved drainage plan and specifications, satisfying the requirements of this
condition, is referenced on and accompanies the Construction Certificate.
(Reason: To ensure controlled stormwater management and disposal without
nuisance)
Bond for Damage and Completion of Infrastructure Works – Stormwater, Kerb and
Gutter, Footpaths, Vehicular Crossing and Road Pavement
C15. Prior to the issue of any Construction Certificate, security deposit or bank guarantee
must be provided to Council to the sum of $11,500.00 to be held by Council for the
payment of cost for any/all of the following:
a) making good any damage caused to any property of the Council as a
consequence of the doing of anything to which this consent relates,
b) completing any public work (such as road work, kerbing and guttering,
footway construction, stormwater drainage and environmental controls)
required in connection with this consent
c) remedying any defects in any such public work that arise within 6 months
after the work is completed.
20 BAY ROAD, WAVERTON Page 12 of 31
DEVELOPMENT CONSENT NO. 472/15
The security in accordance with the schedule contained later in these conditions and
must be provided by way of a deposit with the Council; or a guarantee satisfactory to
Council (such as a satisfactory bank guarantee).
The security will be refundable following the expiration of 6 months from the issue
of any final Occupation Certificate or completion of public work required to be
completed (whichever is the latest) but only upon inspection and release by Council‟s
Engineers.
Council shall have full authority to make use of the bond for such restoration works
as deemed necessary by Council in circumstances including the following:
where the damage constitutes a hazard in which case Council may make use
of the security immediately;
the applicant has not repaired or commenced repairing damage within 48
hours of the issue by Council in writing of instructions to undertake such
repairs or works;
works in the public road associated with the development are to an
unacceptable quality; and
the Certifying Authority must ensure that security is provided to North
Sydney Council prior to issue of any Construction Certificate.
(Reason: To ensure appropriate security for works on public land and an
appropriate quality for new public infrastructure)
Tree Bond for Public Trees
C16. Prior to the issue of any construction certificate, security in the sum of $10,000.00
must be provided to Council for the protection of trees in public places, including the
making good of any damage caused to such trees. The security is to be provided in
accordance with the Schedule below.
The security must be provided by way of:
A deposit with the Council; or
A guarantee satisfactory to Council (such as a satisfactory bank guarantee).
The security will be refundable following the expiration of 6 months from the issue
of any final Occupation Certificate but only upon inspection and release by Council's
Landscape Development Officer.
If any tree is removed or damaged Council may deduct from this security the
reasonable cost of replacement with a tree of the same species and to a similar stage
of growth it would have attained at the completion of the work.
In the case of any tree, which cannot be replaced with a similar specimen, the
security for that tree will be forfeited to Council and used to provide replacement
street plantings.
20 BAY ROAD, WAVERTON Page 13 of 31
DEVELOPMENT CONSENT NO. 472/15
SCHEDULE
2 x Sapium sebiferum (Chainese Tallow Tree) of 8m height, located on Council‟s
verge on Edward Street.
(Reason: Protection of existing environment public infrastructure, community
assets and significant trees)
Protection of Trees
C17. The following tree(s) are required to be protected and retained as part of the
development consent in accordance with AS 4970-2009 – Protection of trees on
development sites:
Tree Location Height (m)
2 x Sapium sebferum Council‟s verge Edward Street 8.0m
Plans and specifications complying with this condition must be submitted to the
Certifying Authority for approval prior to the issue of any Construction Certificate.
The Certifying Authority must ensure that the building plans and specifications
submitted, referenced on and accompanying the issued Construction Certificate, fully
satisfy the requirements of this condition.
Any tree(s) shown as being retained on the approved plans (regardless of whether
they are listed in the above schedule or not) must be protected and retained in
accordance with this condition.
(Reason: Protection of existing environmental and community assets)
Security Deposit/ Guarantee Schedule
C18. All fees and security deposits/ guarantees in accordance with the schedule below
must be provided to Council prior to the issue of any Construction Certificate:
Security deposit/ guarantee Amount ($)
Street Tree Bond (on Council Property) $10,000.00
Footpath Damage Bond $3,500.00
Drainage Construction Bond $1,000.00
Engineering Construction Bond $7,000.00
TOTAL BONDS $21,500.00
(Reason: Compliance with the development consent)
20 BAY ROAD, WAVERTON Page 14 of 31
DEVELOPMENT CONSENT NO. 472/15
Asbestos Material Survey
C19. A report must be prepared by a suitably qualified person in relation to the existing
building fabric to be demolished and/or disturbed identifying the presence or
otherwise of asbestos contamination and, if asbestos contamination is present,
making recommendations as to the work required to safely address the
contamination.
Any demolition works or other works identified in the report as having to be carried
out must be carried out in accordance with the recommendations of the report and the
following:
a) the removal of asbestos must be undertaken by a WorkCover licensed
contractor;
b) all removal must be in strict accordance with the requirements of the
WorkCover Authority in relation to the removal, handling and disposal of
material containing asbestos and any Work Safe Australia requirements.
c) during the removal of any asbestos a sign stating “DANGER ASBESTOS
REMOVAL IN PROGRESS” must be erected in a visible position at the
boundary of the site; and
d) Waste disposal receipts must be provided to the Certifying Authority as proof
of correct disposal of asbestos laden waste.
The report must be submitted to the Certifying Authority for approval prior to the
issue of any Construction Certificate. The Certifying Authority must ensure that the
report, and other plans, referenced on and accompanying the issued Construction
Certificate, fully satisfy the requirements of this condition.
(Reason: To ensure the long term health of workers on site and occupants of
the building is not put at risk unnecessarily)
BASIX Certificate
C20. Under clause 97A(3) of the Environmental Planning & Assessment Regulation 2000,
it is a condition of this development consent that all the commitments listed in
BASIX Certificate No. A181375 for the development are fulfilled. Plans and
specifications complying with this condition must be submitted to the Certifying
Authority for approval prior to the issue of any Construction Certificate. The
Certifying Authority must ensure that the building plans and specifications
submitted, referenced on and accompanying the issued Construction Certificate, fully
satisfy the requirements of this condition.
(Reason: To ensure the proposed development will meet the Government‟s
requirements for sustainability and statutory requirements)
20 BAY ROAD, WAVERTON Page 15 of 31
DEVELOPMENT CONSENT NO. 472/15
D. Prior to the Commencement of any Works (and continuing where indicated)
Public Liability Insurance – Works on Public Land
D1. Any person or contractor undertaking works on public land must take out Public Risk
Insurance with a minimum cover of $20 million in relation to the occupation of
public land and the undertaking of approved works within Council‟s road reserve or
public land, as approved by this consent. The Policy is to note, and provide
protection/full indemnification for North Sydney Council, as an interested party. A
copy of the Policy must be submitted to Council prior to commencement of any
works. The Policy must be valid for the entire period that the works are being
undertaken.
(Note: Applications for hoarding permits, vehicular crossings etc will require
evidence of insurance upon lodgement of the application.)
(Reason: To ensure the community is protected from the cost of any claim for
damages arising from works on public land)
Sydney Water Approvals
D2. Prior to the commencement of any works, the approved plans must be submitted to
Sydney Water to determine whether the development application will affect Sydney
Water‟s sewer and water mains, stormwater drains and/or easements, and if further
requirements need to be met. The Certifying Authority must ensure that Sydney
Water has appropriately stamped the plans before the commencement of building
works.
Notes:
Sydney Water Building Plan Approvals can be obtained from the Sydney
Water Tap in™ online service. Building plans must be submitted to the Tap
in™ to determine whether the development will affect any Sydney Water
sewer or water main, stormwater drains and/or easement, and if further
requirements need to be met. For further information visit
http://www.sydneywater.com.au/tapin/index.htm or call 13 000 TAP IN
(1300 082 746) for further information.
(Reason: To ensure compliance with Sydney Water requirements)
Asbestos Material Survey
D3. Prior to the commencement of any works, a report must be prepared by a suitably
qualified person in relation to the existing building fabric to be demolished and/or
disturbed identifying the presence or otherwise of asbestos contamination and, if
asbestos contamination is present, making recommendations as to the work required
to safely address the contamination.
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Any demolition works or other works identified in the report as having to be carried
out must be carried out in accordance with the recommendations of the report and the
following:
a) the removal of asbestos must be undertaken by a WorkCover licensed
contractor;
b) all removal must be in strict accordance with the requirements of the
WorkCover Authority in relation to the removal, handling and disposal of
material containing asbestos and any Work Safe Australia requirements.
c) during the removal of any asbestos a sign stating “DANGER ASBESTOS
REMOVAL IN PROGRESS” must be erected in a visible position at the
boundary of the site; and
d) Waste disposal receipts must be provided to the Certifying Authority as proof
of correct disposal of asbestos laden waste.
The report must be submitted to the Certifying Authority for approval prior to the
issue of any Construction Certificate. The Certifying Authority must ensure that the
report, and other plans, referenced on and accompanying the issued Construction
Certificate, fully satisfy the requirements of this condition.
(Reason: To ensure the long term health of workers on site and occupants of
the building is not put at risk unnecessarily)
Commencement of Works Notice
D4. Building work, demolition or excavation in accordance with this development
consent must not be commenced until the developer has given at least 2 days notice
to North Sydney Council of the person‟s intention to commence building work,
demolition or excavation in accordance with this development consent.
(Reason: To ensure appropriate safeguarding measures are in place prior to the
commencement of any building work, demolition or excavation)
E. During Demolition and Building Work
Cigarette Butt Receptacle
E1. A cigarette butt receptacle is to be provided on the site for the duration of
excavation/demolition/construction process, for convenient use of site workers.
(Reason: To ensure adequate provision is made for builders‟ waste)
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Parking Restrictions
E2. Existing public parking provisions in the vicinity of the site must be maintained at all
times during works. The placement of any barriers, traffic cones, obstructions or
other device in the road shoulder or kerbside lane is prohibited without the prior
written consent of Council. Changes to existing public parking facilities/restrictions
must be approved by the North Sydney Local Traffic Committee. The Developer will
be held responsible for any breaches of this condition, and will incur any fines
associated with enforcement by Council regulatory officers.
(Reason: To ensure that existing kerbside parking provisions are not
compromised during works)
Service adjustments
E3. Where required, the adjustment or inclusion of any new utility service facilities must
be carried out by the person acting on the consent and in accordance with the
requirements of the relevant utility authority. These works shall be at no cost to
Council. It is the Applicants full responsibility to make contact with the relevant
utility authorities to ascertain the impacts of the proposal upon utility services at the
appropriate stage of the development (including water, phone, gas and the like).
Council accepts no responsibility whatsoever for any matter arising from its approval
of this application involving any influence upon utility services provided by another
authority.
(Reason: To ensure the service requirements are met)
Road Reserve Safety
E4. All public footways and roadways fronting and adjacent to the site must be
maintained in a safe condition at all times during the course of the development
works, with no obstructions caused to the said footways and roadways. Construction
materials and plant must not be stored in the road reserve without approval of
Council.. A safe pedestrian circulation route and a pavement/route free of trip
hazards must be maintained at all times on or adjacent to any public access ways
fronting the construction site.
Where public infrastructure is damaged, repair works must be carried out in when
and as directed by Council officers (at full Developer cost). Where pedestrian
circulation is diverted on to the roadway or verge areas, clear directional signage and
protective barricades must be installed in accordance with AS1742-3 (1996) “Traffic
Control Devices for Work on Roads”. If pedestrian circulation is not satisfactorily
maintained across the site frontage, and action is not taken promptly to rectify
the defects, Council may undertake proceedings to stop work.
(Reason: Public Safety)
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DEVELOPMENT CONSENT NO. 472/15
Temporary Disposal of Stormwater Runoff
E5. During construction, stormwater runoff must be disposed in a controlled manner that
is compatible with the erosion and sediment controls on the construction site.
Immediately upon completion of any impervious areas on the site (including roofs,
driveways, paving) and where the final drainage system is incomplete, the necessary
temporary drainage systems must be installed to reasonably manage and control
runoff as far as the approved point of stormwater discharge. Such ongoing measures
must be to the satisfaction of the Principal Certifying Authority.
(Reason: Stormwater control during construction)
Council Inspection of Public Infrastructure Works
E6. During the works on public infrastructure reverting to Councils care and control,
Councils development engineer must undertake inspections of the works at the
following hold points: -
a) Formwork of driveway crossing and footpath alignment levels including
associated road works
b) Drainage construction within the Council land
Further, all works must proceed in accordance with Roads Act 1993 approvals or
other permits relating to roads issued by Council. A minimum of 48 hours notice
must be given to Council to book an inspection. Work must not proceed until the
works or activity covered by the inspection is approved.
(Reason: To ensure quality of construction joints and connections in the
drainage system)
Removal of Extra Fabric
E7. Should any portion of the existing building, trees, or curtilage of the site which is
indicated on the approved plans to be retained be damaged for whatever reason, all
the works in the area of the damaged portion are to cease and written notification of
the damage is to be given to Council forthwith. No work is to resume until the
written approval of Council to do so is obtained. Failure to comply with the
provisions of this condition may result in the Council taking further action including
legal proceedings if necessary.
(Reason: To ensure compliance with the terms of this development consent)
Dust Emission and Air Quality
E8. The following must be complied with at all times:
(a) Materials must not be burnt on the site.
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(b) Vehicles entering and leaving the site with soil or fill material must be
covered.
(c) Dust suppression measures must be carried out to minimise wind-borne
emissions in accordance with the NSW Department of Housing‟s 1998
guidelines - Managing Urban Stormwater: Soils and Construction.
(d) Odour suppression measures must also be carried out where appropriate so as
to prevent nuisance occurring at adjoining properties.
(Reason: To ensure residential amenity is maintained in the immediate vicinity)
Noise and Vibration
E9. The works must be undertaken in accordance with the “Interim Construction Noise
Guideline” published by the NSW Environment Protection Authority, to ensure
excessive levels of noise and vibration do not occur so as to minimise adverse effects
experienced on any adjoining land.
(Reason: To ensure residential amenity is maintained in the immediate vicinity)
Developer's Cost of Work on Council Property
E10. The developer must bear the cost of all works associated with the development that
occurs on Council‟s property, including the restoration of damaged areas.
(Reason: To ensure the proper management of public land and funds)
No Removal of Trees on Public Property
E11. No trees on public property (footpaths, roads, reserves, etc.) unless specifically
approved by this consent shall be removed or damaged during construction including
for the erection of any fences, hoardings or other temporary works.
(Reason: Protection of existing environmental infrastructure and community
assets)
Special Permits
E12. Unless otherwise specifically approved in writing by Council, all works, processes,
storage of materials, loading and unloading associated with the development must
occur entirely on the property.
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The developer, owner or builder may apply for specific permits available from
Council‟s Customer Service Centre for the undermentioned activities on Council‟s
property. In the event that a permit is granted by Council for the carrying out of
works, processes, storage of materials, loading and unloading associated with the
development on Council's property, the development must be carried out in
accordance with the requirements of the permit. A minimum of forty-eight (48) hours
notice is required for any permit: -
1) On-street mobile plant
Eg. cranes, concrete pumps, cherry-pickers, etc. - restrictions apply to the
hours of operation, the area of operation, etc. Separate permits are required
for each occasion and each piece of equipment. It is the developer's, owner‟s
and builder‟s responsibilities to take whatever steps are necessary to ensure
that the use of any equipment does not violate adjoining property owner‟s
rights.
(Reason: Proper management of public land)
2) Hoardings
Permits are required to erect Class A and Class B hoardings. If an „A‟ Class
hoarding is to alienate a section of Council‟s property, that section will
require a permit for the occupation of Council‟s property.
(Reason: Proper management of public land)
3) Storage of building materials and building waste containers (skips) on
Council’s property
Permits to utilise Council property for the storage of building materials and
building waste containers (skips) are required for each location. Failure to
obtain the relevant permits will result in the building materials or building
waste containers (skips) being impounded by Council with no additional
notice being given. Storage of building materials and waste containers on
open space reserves and parks is prohibited.
(Reason: Proper management of public land)
4) Kerbside restrictions, construction zones
Attention is drawn to the existing kerbside restrictions adjacent to the
development. Should alteration of existing kerbside restrictions be required,
or the provision of a construction zone, the appropriate application must be
made and the fee paid to Council. Alternatives to such restrictions may
require referral to Council‟s Traffic Committee and may take considerable
time to be resolved. An earlier application is suggested to avoid delays in
construction programs.
(Reason: Proper management of public land)
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Construction Hours
E13. Building construction and works must be restricted to within the hours of 7.00 am to
5.00 pm Monday to Friday and on Saturday to within the hours of 8.00 am to 1.00
pm inclusive, with no work on Sundays and Public Holidays.
Demolition and excavation works must be restricted to within the hours of 8.00 am
to 5.00 pm Monday to Friday only. For the purposes of this condition:
a) “Building construction” means any physical activity on the site involved in
the erection of a structure, cladding, external finish, formwork, fixture, fitting
of service installation and the unloading of plant, machinery, materials or the
like.
b) “Demolition works” means any physical activity to tear down or break up a
structure (or part thereof) or surface, or the like, and includes the loading of
demolition waste and the unloading of plant or machinery.
c) “Excavation work” means the use of any excavation machinery and the use
of jackhammers, rock breakers, excavators, loaders, or the like, regardless of
whether the activities disturb or alter the natural state of the existing ground
stratum or are breaking up/removing materials from the site and includes the
unloading of plant or machinery associated with excavation work.
All builders, excavators must display, on-site, their twenty-four (24) hour contact
telephone number, which is to be clearly visible and legible from any public place
adjoining the site.
(Reason: To ensure that works do not interfere with reasonable amenity
expectations of residents and the community)
Out of Hours Work Permits
E14. Where it is necessary for works to occur outside those hours allowed by these
conditions, an application may be made to Council's Customer Services Centre for a
permit to carry out works outside of the approved hours. If a permit is issued the
works approved must be carried out in accordance with any requirements specified in
the permit. Permits will only be approved if public safety is at risk. Applications
which seek a variation to construction hours solely to benefit the developer will
require the lodgement and favourable determination of a modification application
pursuant to the provisions of Section 96 of the Environmental Planning and
Assessment Act 1979.
Notes:
1) Failure to obtain a permit for work outside of the approved hours will result
in on the spot fines being issued, or Council pursuing any action required
(including legal proceedings) to have the out of hours work cease, without
prior warning.
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2) Applications for out of hour‟s works should be lodged with Council no later
than seven (7) calendar days prior to the date of the intended works.
3) Examples of activities for which permits may be granted include:
the erection of awnings,
footpath, road and other infrastructure works which can not be
carried out for public convenience reasons within normal hours,
the erection and removal of hoardings and site cranes, and
craneage of materials which cannot be done for public
convenience reasons within normal working hours.
4) Examples of activities for which permits WILL NOT be granted include;
extended concrete pours
works which are solely to convenience the developer or client,
and
catch up works required to maintain or catch up with a
construction schedule.
5) Further information on permits can be obtained from the Council website at
www.northsydney.nsw.gov.au.
(Reason: To ensure that works do not interfere with reasonable amenity
expectations of residents and the community)
Installation and Maintenance of Sediment Control
E15. Erosion and sediment controls must be installed and maintained at all times in
accordance with the Sediment and erosion control plan submitted and approved with
the Construction Certificate.
Erosion and sediment measures must be maintained in accordance with the
publication Managing Urban Stormwater: Soils & Construction (4th edition,
Landcom, 2004), commonly referred to as the “Blue Book” and can only be removed
when development activities have been completed and the site fully stabilised.
(Reason: To protect the environment from the effects of sedimentation and
erosion from development sites)
Sediment and Erosion Control Signage
E16. A durable sign must be erected during building works in a prominent location on
site, warning of penalties should appropriate erosion and sedimentation control
devices not be maintained. A sign of the type referred to in this condition is available
from Council.
(Reason: To protect the environment from the effects of sedimentation and
erosion from development sites)
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Site Amenities and Facilities
E17. Where work involved in the erection and demolition of a building is being carried
out, amenities which satisfy applicable occupational health and safety and
construction safety regulations, including any WorkCover Authority requirements,
must be provided and maintained at all times. The type of work place determines the
type of amenities required.
Further information and details can be obtained from the Internet at
www.workcover.nsw.gov.au
(Reason: To ensure the health and safety of the community and workers on the
site)
Health and Safety
E18. All work undertaken must satisfy applicable occupational health and safety and
construction safety regulations, including any WorkCover Authority requirements to
prepare a health and safety plan. Site fencing must be installed sufficient to exclude
the public from the site. Safety signs must be erected that warn the public to keep
out of the site, and provide a contact telephone number for enquiries.
Further information and details regarding occupational health and safety
requirements for construction sites can be obtained from the internet at
www.workcover.nsw.gov.au
(Reason: To ensure the health and safety of the community and workers on the
site)
Prohibition on Use of Pavements
E19. Building materials must not be placed on Council's footpaths, roadways, parks or
grass verges, (unless a permit is obtained from Council beforehand). A suitable sign
to this effect must be erected adjacent to the street alignment.
(Reason: To ensure public safety and amenity on public land)
Plant & Equipment Kept Within Site
E20. All plant and equipment used in the undertaking of the development/ works,
including concrete pumps, wagons, lifts, mobile cranes, hoardings etc, must be
situated within the boundaries of the site (unless a permit is obtained from Council
beforehand) and so placed that all concrete slurry, water, debris and the like must be
discharged onto the building site, and is to be contained within the site boundaries.
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DEVELOPMENT CONSENT NO. 472/15
Details of Council requirements for permits on public land for standing plant,
hoardings, storage of materials and construction zones and the like are available on
Council‟s website at www.northsydney.nsw.gov.au.
(Reason: To ensure public safety and amenity on public land)
Waste Disposal
E21. All records demonstrating the lawful disposal of waste must be retained and kept
readily accessible for inspection by regulatory authorities such as North Sydney
Council and the Environmental Protection Authority.
(Reason: To ensure the lawful disposal of construction and demolition waste)
Asbestos Removal
E22. All demolition works involving the removal and disposal of asbestos cement must
only be undertaken by contractors who hold a current WorkCover Asbestos or
“Demolition Licence” and a current WorkCover “Class 2 (Restricted) Asbestos
Licence and removal must be carried out in accordance with National Occupational
Health and Safety Commission.
(Reason: To ensure works are carried out in accordance with relevant
WorkCover requirements)
F. Prescribed Conditions imposed under EP&A Act and Regulations and other
relevant Legislation
Building Code of Australia
F1. All building work must be carried out in accordance with the provisions of the
Building Code of Australia.
(Reason: Prescribed - Statutory)
Home Building Act
F2. 1) Building work that involves residential building work (within the meaning
and exemptions provided in the Home Building Act 1989) for which the
Home Building Act 1989 requires there to be a contract of insurance under
Part 6 of that Act must not be carried out unless the Principal Certifying
Authority for the development to which the work relates has given North
Sydney Council written notice of the contract of insurance being issued and
of the following:
a) in the case of work for which a principal contractor is required to be
appointed:
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DEVELOPMENT CONSENT NO. 472/15
i) the name and licence number of the principal contractor, and
ii) the name of the insurer by which the work is insured under
Part 6 of that Act, or
(b) in the case of work to be done by an owner-builder:
(i) the name of the owner-builder, and
(ii) if the owner-builder is required to hold an owner-builder
permit under that Act, the number of the owner-builder
permit.
2) If arrangements for doing residential building work are changed while the
work is in progress such that the information submitted to Council in
accordance with this conditions is out of date, work must cease and no
further work may be carried out unless the Principal Certifying Authority for
the development to which the work relates (not being the Council), has given
the Council written notice of the updated information.
Note: A certificate purporting to be issued by an approved insurer under Part 6 of the
Home Building Act 1989 that states that a person is the holder of an insurance
policy issued for the purposes of that Part is, for the purposes of this clause,
sufficient evidence that the person has complied with the requirements of that
Part.
(Reason: Prescribed - Statutory)
Appointment of a Principal Certifying Authority (PCA)
F3. Building work, demolition or excavation in accordance with the development
consent must not be commenced until the developer has appointed a Principal
Certifying Authority for the building work in accordance with the provisions of the
EP&A Act and its Regulations.
(Reason: Statutory; To ensure appropriate safeguarding measures are in place
prior to the commencement of any building work, demolition or
excavation)
Construction Certificate
F4. Building work, demolition or excavation in accordance with the development
consent must not be commenced until a Construction Certificate for the relevant part
of the building work has been issued in accordance with the provisions of the EP&A
Act and its Regulations.
(Reason: Statutory; To ensure appropriate safeguarding measures are in place
prior to the commencement of any building work, demolition or
excavation)
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Occupation Certificate
F5. A person must not commence occupation or use of the whole or any part of a new
building (new building includes an altered portion of, or an extension to, an existing
building) unless an Occupation Certificate has been issued in relation to the building
or part. Only the Principal Certifying Authority appointed for the building work can
issue an Occupation Certificate.
(Reason: Statutory)
Critical Stage Inspections
F6. Building work must be inspected by the Principal Certifying Authority on the critical
stage occasions prescribed by the EP&A Act and its Regulations, and as directed by
the appointed Principal Certifying Authority.
(Reason: Statutory)
Commencement of Works
F7. Building work, demolition or excavation in accordance with this development
consent must not be commenced until the developer has given at least 2 days notice
to North Sydney Council of the person‟s intention to commence the erection of the
building.
(Reason: Statutory; To ensure appropriate safeguarding measures are in place
prior to the commencement of any building work, demolition or
excavation)
Excavation/Demolition
F8. 1) All excavations associated with the erection or demolition of a building must
be properly guarded and protected to prevent them from being dangerous to
life or property.
2) Demolition work must be undertaken in accordance with the provisions of
AS2601- Demolition of Structures.
(Reason: To ensure that work is undertaken in a professional and responsible
manner and protect adjoining property and persons from potential
damage)
Site Sign
F9. 1) A sign must be erected in a prominent position on the site
a) stating that unauthorised entry to the work site is prohibited;
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DEVELOPMENT CONSENT NO. 472/15
b) showing the name of the principal contractor (or person in charge of
the work site), and a telephone number at which that person may be
contacted at any time for business purposes and outside working
hours; and
c) showing the name, address and telephone number of the Principal
Certifying Authority for the work.
2) Any such sign must be maintained while to building work or demolition
work is being carried out, but must be removed when the work has been
completed.
(Reason: Prescribed - Statutory)
G. Prior to the Issue of an Occupation Certificate
New Planting
G1. The additional landscaping required to be planted as per the requirements of
condition C4 are to be planted within the rear garden of the site prior to the issue of
any Occupation Certificate.
(Reason: To replace the loss of two existing trees)
Infrastructure Repair and Completion of Works
G2. Prior to the issue of any Occupation Certificate any and all works relating to the
development:
a. in the road reserve must be fully completed to the satisfaction of Council
engineers at no cost to Council; and
b. to repair and make good any damaged public infrastructure caused as a result
of any works relating to the development (including damage caused by, but
not limited to, delivery vehicles, waste collection, contractors, sub
contractors, concrete vehicles) must be fully repaired to the satisfaction of
Council Engineers at no cost to Council
(Reason: Maintain quality of Public assets)
Utility Services
G3. All utility services must be adjusted, to the correct levels and/or location/s required
by this consent, prior to issue of an occupation certificate. This shall be at no cost to
Council.
(Reason: To ensure compliance with the terms of this consent)
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DEVELOPMENT CONSENT NO. 472/15
Damage to Adjoining Properties
G4. All precautions must be taken to prevent any damage likely to be sustained to
adjoining properties. Adjoining owner property rights and the need for owner‟s
permission must be observed at all times, including the entering onto land for the
purpose of undertaking works.
(Reason: To ensure adjoining owner‟s property rights are protected)
Asbestos Clearance Certificate
G5. For building works where asbestos based products have been removed or altered, an
asbestos clearance certificate signed by an appropriately qualified person (being an
Occupational Hygienist or Environmental Consultant) must be submitted to and
approved by the Certifying Authority (and a copy forwarded to Council if it is not the
Certifying Authority) for the building work prior to the issue of any Occupation
Certificate, the asbestos clearance certificate must certify the following: -
a) the building/ land is free of asbestos; or
b) the building/ land has asbestos that is presently deemed safe.
The certificate must also be accompanied by tipping receipts, which detail that all
asbestos waste has been disposed of at an approved asbestos waste disposal depot. If
asbestos is retained on site the certificate must identify the type, location, use,
condition and amount of such material.
Note: Further details of licensed asbestos waste disposal facilities can be obtained
from www.epa.nsw.gov.au
(Reason: To ensure that building works involving asbestos based products are
safe for occupation and will pose no health risks to occupants)
BASIX Completion Certificate
G6. In accordance with Clause 154C of the Environmental Planning and Assessment
Regulation 2000, prior to issuing a final occupation certificate the Certifying
Authority must apply to the Director-General for a BASIX completion receipt.
(Reason: To ensure compliance with the specified BASIX Certificate)
Unpaved Verge
G7. The unpaved verge area must be constructed/reconstructed with an appropriate
species of grass prior to completion of the works at no cost to Council
(Reason: To ensure that community assets are presented in accordance with
reasonable community expectations)
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DEVELOPMENT CONSENT NO. 472/15
DATE OF DETERMINATION:
DATE FROM WHICH CONSENT OPERATES:
DATE CONSENT LAPSES:
ADVISINGS
Notes
(a) Council is always prepared to discuss its decisions, and in this regard please do not
hesitate to contact Kim Rothe. However, if you wish to pursue your rights of appeal
in the Land and Environment Court pursuant to Section 97 of the Act, you are
advised that Council generally seeks resolution of such appeals through a Section 34
Conference, instead of a full Court hearing, subject to any further advice to the
contrary from Council‟s Solicitors and senior staff. Such an approach is less
adversarial, it achieves a quicker decision than would be the case through a Court
hearing, and it can give rise to considerable cost and time savings for all parties
involved. The use of the Section 34 Conference approach requires the appellant to
agree, in advance and in writing, that the Court appointed assessor will be given the
full authority to completely determine the matter at the conference.
(b) You are advised that changes to the external configuration of the building, changes to
the site layout, density and unit configuration internal changes to the proposed
building or any changes to the proposed operation of a use MAY require the
submission of a modification under Section 96 of the Environmental Planning &
Assessment Act 1979.
Please bear this in mind before preparing documentation in support of a Construction
Certificate application. Council staff would be pleased to assist in identifying such
changes which may require the submission of a modification of a Development
Application under Section 96 of the Environmental Planning & Assessment Act.
(c) Section 82A of the Environmental Planning and Assessment Act 1979 provides that
the applicant may request the Council to review the determination. The review must
be completed within six (6) months after the date of receipt of this Notice of
Determination. If you intend to lodge a request for a review it is recommended that
the request, together with payment of the appropriate fees, is lodged as early as
possible in order to allow sufficient time for notification, assessment, reporting, etc,
prior to the expiration of the 6 month review period. It is recommended that the
applicant discuss any request for a review of the determination with Council Officers
before lodging such a request.
(d) Prior to commencing any building, subdivision or associated constructions works,
the following provisions of the Environmental Planning and Assessment Act 1979
(the „Act‟) are to be complied with:
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DEVELOPMENT CONSENT NO. 472/15
(i) Relevant approvals must be obtained under the provisions of Section 138 of
the Roads Act, 1993 for any works on public roads which are not the subject
of this consent.
(ii) A Construction Certificate is to be obtained in accordance with Section
81A(2)(a) of the Act.
(iii) A Principal Certifying Authority is to be appointed and Council is to be
notified of the appointment in accordance with 81A(2)(b1)(i)of the Act.
(iv) Council is to be notified at least two (2) days before the intention to
commence building works, in accordance with Section 81A(2)(c) of the Act.
(e) The applicant may apply to the Council or an Accredited Certifier for the issuing of a
Construction Certificate and to be the Principal Certifying Authority to monitor
compliance with the approval and issue necessary documentary evidence or
certificate/s.
(f) Sydney Water Requirements
You are advised that any building works may also require prior approval from
Sydney Water. Further details can be obtained from the Sydney Water website at
www.sydneywater.com.au.
(g) Telecommunications
Please consult a suitably qualified telecommunications company with a licence
issued by the Australian Communications & Media Authority (www.acma.gov.au or
1800 226 667).
(h) Dial before you dig
Before you dig call “Dial before you dig” on 1100 (listen to the prompts) or further
information on underground utility services for any excavation areas may be found
on www.1100.com.au.
Council‟s officers can provide these services, and further information, including a copy of
the terms of agreement and fee schedule, can be obtained by telephoning Council‟s Customer
Service Centre on 9936 8100.
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DEVELOPMENT CONSENT NO. 472/15
Please note that all building work must be carried out fully in accordance with the
development consent and conditions of approval and it is an offence to carry out
unauthorised building work or building work that is not in accordance with Council’s
approval.
An offence under the Environmental Planning and Assessment Act 1979 and Regulations is
subject to a penalty up to $110,000 and $11,000 respectively.
Council may also serve a notice and an order to require the demolition/removal of
unauthorised building work or to require the building to be erected fully in accordance with
the development consent.
On the spot penalties will be imposed for works which are carried out in breach of this
consent, or without consent.
An amended development application is required to be submitted to and approved by
Council, and a Construction Certificate is to be obtained from the Council or an Accredited
Certifier, prior to commencement of any variations from the approved plans and conditions
of approval.
DATE Signature on behalf of consent authority
DAVID HOY
TEAM LEADER (ASSESSMENTS)